/* ============================================================
   River Town Investments — Design System v2
   Dark, luminous, editorial. Forest-green → river-blue.
   ============================================================ */

:root {
  --ink:        #04231c;
  --ink-2:      #061a16;
  --forest:     #0b4a3f;
  --teal:       #0f766e;
  --teal-600:   #0d9488;
  --emerald:    #10b981;
  --mint:       #34d399;
  --mint-200:   #6ee7c7;
  --sky:        #38bdf8;
  --sky-200:    #67d4f8;
  --blue:       #0ea5e9;
  --navy:       #0c2a4d;

  --text-invert:      #eafaf4;
  --text-invert-soft: rgba(234,250,244,0.72);
  --text-invert-faint:rgba(234,250,244,0.5);

  --glass-bg:        rgba(255,255,255,0.055);
  --glass-bg-strong: rgba(255,255,255,0.1);
  --glass-border:    rgba(255,255,255,0.14);
  --glass-shadow:    0 30px 80px -30px rgba(0,0,0,0.6);

  --grad-brand: linear-gradient(118deg, var(--mint), var(--teal-600) 46%, var(--blue) 100%);
  --grad-text:  linear-gradient(100deg, #8ff0d4, #74d8fb);

  --font-display: 'Fraunces', Georgia, serif;
  --font-body:    'Plus Jakarta Sans', system-ui, -apple-system, 'Segoe UI', sans-serif;
  --font-mono:    'Space Grotesk', ui-monospace, monospace;

  --shell: 1200px;
  --radius: 22px; --radius-lg: 32px; --radius-sm: 14px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
  --ease-out: cubic-bezier(0.16, 1, 0.3, 1);
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .word > span, [data-hero] { transform: none !important; opacity: 1 !important; }
}

body {
  margin: 0; font-family: var(--font-body);
  background: var(--ink); color: var(--text-invert);
  line-height: 1.65; -webkit-font-smoothing: antialiased; text-rendering: optimizeLegibility;
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font-family: inherit; cursor: pointer; }
::selection { background: var(--mint); color: var(--ink); }
::-webkit-scrollbar { width: 11px; }
::-webkit-scrollbar-track { background: var(--ink-2); }
::-webkit-scrollbar-thumb { background: var(--teal); border-radius: 20px; border: 3px solid var(--ink-2); }

.shell { width: 100%; max-width: var(--shell); margin: 0 auto; padding: 0 clamp(20px, 5vw, 48px); }

/* safety: never let long words overflow narrow screens; offset anchor jumps for the fixed nav */
h1, h2, h3, p, a, span, li, .hero__title, .h2, .divider__title { overflow-wrap: break-word; }
main > section { scroll-margin-top: 80px; }

/* hide system cursor when custom cursor active */
body.has-cursor, body.has-cursor a, body.has-cursor button { cursor: none; }

/* ============================================================ Grain + Aurora */
.grain {
  position: fixed; inset: 0; z-index: 999; pointer-events: none; opacity: 0.04;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.8' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
  animation: grain 7s steps(6) infinite;
}
@keyframes grain {
  0%{background-position:0 0}10%{background-position:-12px 8px}30%{background-position:14px -10px}
  50%{background-position:-8px 14px}70%{background-position:12px 6px}90%{background-position:-10px -12px}100%{background-position:0 0}
}

.aurora { position: absolute; inset: 0; pointer-events: none; overflow: hidden; z-index: 0; }
.aurora::before, .aurora::after {
  content: ""; position: absolute; width: 60vw; height: 60vw; border-radius: 50%;
  filter: blur(90px); opacity: 0.4; mix-blend-mode: screen;
  animation: float-orb 22s var(--ease) infinite alternate;
}
.aurora--a::before { background: radial-gradient(circle, var(--emerald), transparent 65%); top: -15%; left: -10%; }
.aurora--a::after  { background: radial-gradient(circle, var(--blue), transparent 65%); bottom: -20%; right: -10%; animation-delay: -6s; }
.aurora--b::before { background: radial-gradient(circle, var(--teal-600), transparent 65%); top: 10%; right: -15%; }
.aurora--b::after  { background: radial-gradient(circle, var(--sky), transparent 65%); bottom: -15%; left: -10%; animation-delay: -9s; }
.aurora--c::before { background: radial-gradient(circle, var(--mint), transparent 65%); top: -20%; right: 20%; }
.aurora--c::after  { background: radial-gradient(circle, var(--blue), transparent 65%); bottom: -10%; left: 25%; animation-delay: -11s; }
@keyframes float-orb { to { transform: translate3d(6%, 8%, 0) scale(1.15); } }

/* ============================================================ Cursor */
.cursor { position: fixed; top: 0; left: 0; z-index: 1000; pointer-events: none; mix-blend-mode: difference; }
.cursor__dot { position: fixed; width: 7px; height: 7px; border-radius: 50%; background: #fff; transform: translate(-50%,-50%); }
.cursor__ring { position: fixed; width: 38px; height: 38px; border: 1.5px solid #fff; border-radius: 50%; transform: translate(-50%,-50%); transition: width .3s var(--ease), height .3s var(--ease), background .3s; }
.cursor.is-hover .cursor__ring { width: 64px; height: 64px; background: rgba(255,255,255,0.1); }
.cursor.is-down .cursor__ring { width: 28px; height: 28px; }
@media (pointer: coarse) { .cursor { display: none; } }

/* ============================================================ Typography */
.h2 { font-family: var(--font-display); font-weight: 400; font-size: clamp(2.1rem, 5.2vw, 3.7rem); line-height: 1.03; letter-spacing: -0.025em; margin: .2em 0 0; }
.h2--light { color: var(--text-invert); }

.eyebrow { display: inline-flex; align-items: center; gap: .7em; font-family: var(--font-mono); font-size: .76rem; font-weight: 600; letter-spacing: .24em; text-transform: uppercase; color: var(--mint); margin: 0; }
.eyebrow .idx { color: var(--text-invert-faint); }

.section-head { max-width: 760px; margin-bottom: clamp(2.5rem, 6vw, 4.5rem); position: relative; z-index: 2; }
.section-head__sub { font-size: clamp(1.05rem, 2vw, 1.22rem); color: var(--text-invert-soft); margin-top: 1.1rem; }

/* split-text words */
.word { display: inline-block; overflow: hidden; vertical-align: top; }
.word > span { display: inline-block; transform: translateY(110%); transition: transform .9s var(--ease-out); transition-delay: var(--wd, 0ms); }
.word.is-in > span { transform: translateY(0); }

/* ============================================================ Buttons / links */
.btn { position: relative; display: inline-flex; align-items: center; gap: .6em; padding: .95em 1.65em; border-radius: 100px; border: 1px solid transparent; font-weight: 600; font-size: .98rem; transition: transform .4s var(--ease), box-shadow .4s var(--ease), background .4s; will-change: transform; }
.btn svg { transition: transform .4s var(--ease); }
.btn--primary { background: var(--grad-brand); color: #042a22; box-shadow: 0 16px 40px -14px rgba(16,185,129,.6), inset 0 1px 0 rgba(255,255,255,.35); }
.btn--primary:hover { transform: translateY(-3px); box-shadow: 0 26px 54px -16px rgba(14,165,233,.6); }
.btn--primary:hover svg { transform: translateX(4px); }
.btn--ghost { background: var(--glass-bg); border-color: var(--glass-border); color: var(--text-invert); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); }
.btn--ghost:hover { transform: translateY(-3px); background: var(--glass-bg-strong); }
.btn--sm { padding: .7em 1.2em; font-size: .9rem; }
.btn--block { width: 100%; justify-content: center; }

.link-arrow { display: inline-flex; align-items: center; gap: .4em; font-weight: 600; color: var(--mint); }
.link-arrow svg { transition: transform .35s var(--ease); }
.link-arrow:hover svg { transform: translateX(5px); }

.glass { background: var(--glass-bg); border: 1px solid var(--glass-border); backdrop-filter: blur(20px) saturate(130%); -webkit-backdrop-filter: blur(20px) saturate(130%); box-shadow: var(--glass-shadow); }

/* ============================================================ Reveal */
[data-reveal] { opacity: 0; transform: translateY(36px); transition: opacity 1s var(--ease-out), transform 1s var(--ease-out); transition-delay: var(--reveal-delay, 0ms); }
[data-reveal].is-visible { opacity: 1; transform: none; }

/* section base */
.section--dark { position: relative; padding: clamp(5.5rem, 12vw, 10rem) 0; overflow: hidden; }
.section--dark > .shell { position: relative; z-index: 2; }

/* ============================================================ Preloader */
.preloader { position: fixed; inset: 0; z-index: 1001; display: grid; place-items: center; background: var(--ink); transition: opacity .8s var(--ease), visibility .8s; }
.preloader.is-done { opacity: 0; visibility: hidden; }
.preloader__inner { display: flex; flex-direction: column; align-items: center; gap: 1rem; }
.preloader__word { font-family: var(--font-display); font-style: italic; font-size: 1.5rem; color: var(--mint-200); letter-spacing: .02em; opacity: 0; animation: fadeUp .8s var(--ease) .5s forwards; }
.preloader__bridge path { stroke-dasharray: 300; stroke-dashoffset: 300; animation: draw 1.3s var(--ease) forwards; }
.pl-deck { animation-delay: .1s !important; }
.pl-hangers { animation-delay: .55s !important; }
@keyframes draw { to { stroke-dashoffset: 0; } }
@keyframes fadeUp { to { opacity: 1; transform: translateY(-2px); } }

/* ============================================================ Nav */
.nav { position: fixed; top: 0; left: 0; right: 0; z-index: 90; padding: 20px 0; transition: padding .4s var(--ease), background .4s, box-shadow .4s; }
.nav.is-stuck { padding: 11px 0; background: rgba(4,26,21,.72); backdrop-filter: blur(20px) saturate(140%); -webkit-backdrop-filter: blur(20px) saturate(140%); box-shadow: 0 1px 0 rgba(255,255,255,.07), 0 20px 44px -26px rgba(0,0,0,.7); }
.nav__inner { width: 100%; max-width: 1300px; margin: 0 auto; padding: 0 clamp(20px,5vw,48px); display: flex; align-items: center; justify-content: space-between; gap: 1.5rem; }
.nav__brand { display: flex; align-items: center; gap: .75rem; }
.nav__logo svg { display: block; filter: drop-shadow(0 2px 10px rgba(52,211,153,.35)); transition: transform .5s var(--ease); }
.nav__brand:hover .nav__logo svg { transform: translateY(-2px) rotate(-2deg); }
.nav__name { font-family: var(--font-display); font-size: 1.3rem; font-weight: 500; line-height: 1; color: var(--text-invert); display: flex; flex-direction: column; }
.nav__name small { font-family: var(--font-mono); font-size: .58rem; letter-spacing: .34em; text-transform: uppercase; font-weight: 600; color: var(--mint); margin-top: 4px; }
.nav__links { display: flex; align-items: center; gap: .2rem; }
.nav__links a { color: var(--text-invert); font-weight: 500; font-size: .95rem; padding: .5em .9em; border-radius: 100px; position: relative; }
.nav__links a:not(.nav__cta)::after { content: ""; position: absolute; left: .9em; right: .9em; bottom: .32em; height: 2px; background: var(--grad-text); border-radius: 2px; transform: scaleX(0); transform-origin: left; transition: transform .35s var(--ease); }
.nav__links a:not(.nav__cta):hover::after { transform: scaleX(1); }
.nav__cta { background: var(--grad-brand); color: #052a22 !important; font-weight: 700; margin-left: .5rem; box-shadow: 0 10px 26px -10px rgba(16,185,129,.7); transition: transform .35s var(--ease); }
.nav__cta:hover { transform: translateY(-2px); }
.nav__toggle { display: none; flex-direction: column; gap: 5px; background: none; border: 0; padding: 8px; }
.nav__toggle span { width: 26px; height: 2px; background: var(--text-invert); border-radius: 2px; transition: transform .35s var(--ease), opacity .3s; }
.nav__toggle.is-open span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav__toggle.is-open span:nth-child(2) { opacity: 0; }
.nav__toggle.is-open span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }

/* ============================================================ Hero */
.hero { position: relative; min-height: 100vh; min-height: 100svh; display: flex; flex-direction: column; justify-content: center; padding: 150px 0 130px; overflow: hidden; }
.hero__media { position: absolute; inset: 0; z-index: -3; }
.hero__img { width: 100%; height: 100%; object-fit: cover; transform: scale(1.14); will-change: transform; }
.hero__scrim { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(4,26,21,.55) 0%, rgba(4,26,21,.2) 32%, rgba(4,26,21,.9) 100%), linear-gradient(100deg, rgba(6,26,22,.85) 0%, rgba(12,42,77,.3) 55%, transparent 100%); }
.hero__aurora { position: absolute; inset: 0; z-index: -2; opacity: .55; mix-blend-mode: screen; pointer-events: none; background: radial-gradient(42% 52% at 14% 86%, rgba(52,211,153,.55), transparent 70%), radial-gradient(46% 56% at 90% 8%, rgba(56,189,248,.5), transparent 70%); animation: float-orb 16s var(--ease) infinite alternate; }
.hero__orbs { position: absolute; inset: 0; z-index: -1; pointer-events: none; }
.hero__orbs span { position: absolute; bottom: -10px; width: var(--s,6px); height: var(--s,6px); border-radius: 50%; background: radial-gradient(circle, var(--mint-200), transparent 70%); opacity: .7; animation: rise var(--d,14s) linear infinite; animation-delay: var(--dl,0s); }
@keyframes rise { 0%{transform:translateY(0) translateX(0);opacity:0} 10%{opacity:.8} 90%{opacity:.6} 100%{transform:translateY(-105vh) translateX(var(--x,20px));opacity:0} }

.hero__content { position: relative; width: 100%; max-width: var(--shell); margin: 0 auto; padding: 0 clamp(20px,5vw,48px); z-index: 2; }
.hero__eyebrow { display: inline-flex; align-items: center; gap: .6em; font-family: var(--font-mono); font-size: .8rem; font-weight: 600; letter-spacing: .18em; text-transform: uppercase; color: var(--mint-200); padding: .5em 1em; border-radius: 100px; background: rgba(4,26,21,.3); border: 1px solid var(--glass-border); backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); margin-bottom: 1.7rem; }
.hero__dot { width: 8px; height: 8px; border-radius: 50%; background: var(--mint); box-shadow: 0 0 0 0 rgba(52,211,153,.6); animation: pulse 2.4s infinite; }
@keyframes pulse { 70%{box-shadow:0 0 0 10px rgba(52,211,153,0)} 100%{box-shadow:0 0 0 0 rgba(52,211,153,0)} }

.hero__title { font-family: var(--font-display); font-weight: 300; font-size: clamp(3rem, 8.5vw, 6.4rem); line-height: .97; letter-spacing: -.03em; margin: 0 0 1.5rem; max-width: 16ch; }
.hero__title .l { display: block; overflow: hidden; }
.hero__title .l > span { display: inline-block; transform: translateY(110%); transition: transform 1.05s var(--ease-out); }
.ready .hero__title .l > span { transform: translateY(0); }
.hero__title .l--accent > span { background: var(--grad-text); -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; font-style: italic; font-weight: 400; }

.hero__lede { max-width: 50ch; font-size: clamp(1.05rem, 2.1vw, 1.3rem); color: var(--text-invert-soft); margin: 0 0 2.3rem; }
.hero__actions { display: flex; flex-wrap: wrap; gap: 1rem; }

/* hero staged reveal via .ready */
[data-hero] { opacity: 0; transform: translateY(26px); transition: opacity 1s var(--ease-out), transform 1s var(--ease-out); }
.ready [data-hero] { opacity: 1; transform: none; }
.ready [data-hero="0"]{transition-delay:.1s}.ready [data-hero="1"]>span{transition-delay:.25s}
.ready [data-hero="2"]>span{transition-delay:.37s}.ready [data-hero="3"]>span{transition-delay:.49s}
.ready [data-hero="4"]{transition-delay:.7s}.ready [data-hero="5"]{transition-delay:.82s}

.hero__scroll { position: absolute; left: 50%; bottom: 28px; transform: translateX(-50%); display: flex; flex-direction: column; align-items: center; gap: .6rem; font-family: var(--font-mono); font-size: .68rem; letter-spacing: .3em; color: var(--text-invert-soft); z-index: 2; }
.hero__scroll-line { width: 1px; height: 46px; background: linear-gradient(var(--mint), transparent); position: relative; overflow: hidden; }
.hero__scroll-line::after { content: ""; position: absolute; top: -50%; left: 0; width: 100%; height: 50%; background: var(--mint); animation: scrolldrop 2s var(--ease) infinite; }
@keyframes scrolldrop { 0%{top:-50%} 100%{top:100%} }

/* ============================================================ Marquee */
.marquee { position: relative; overflow: hidden; padding: 1.5rem 0; background: linear-gradient(90deg, var(--forest), var(--navy)); border-top: 1px solid rgba(255,255,255,.08); border-bottom: 1px solid rgba(255,255,255,.08); }
.marquee__track { display: flex; width: max-content; animation: marquee 32s linear infinite; }
.marquee__track span { font-family: var(--font-display); font-style: italic; font-size: clamp(1.3rem, 3vw, 2rem); color: var(--text-invert); white-space: nowrap; padding-right: 1rem; }
.marquee__track i { color: var(--mint); font-style: normal; padding: 0 .4em; }
.marquee:hover .marquee__track { animation-play-state: paused; }
@keyframes marquee { to { transform: translateX(-50%); } }

/* ============================================================ Intro */
.intro { background: radial-gradient(70% 90% at 100% 0%, rgba(14,165,233,.12), transparent 60%), var(--ink); }
.intro__grid { display: grid; grid-template-columns: .95fr 1.05fr; gap: clamp(2rem,5vw,5rem); align-items: start; margin-bottom: clamp(3rem,6vw,5rem); }
.intro__body p { font-size: 1.12rem; color: var(--text-invert-soft); margin: 0 0 1.2rem; }
.intro__body strong { color: var(--mint); }
.trust-strip { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.4rem; }
.trust-card { padding: 2rem 1.8rem; border-radius: var(--radius); background: var(--glass-bg); border: 1px solid var(--glass-border); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); transition: transform .5s var(--ease), box-shadow .5s, border-color .5s; transform-style: preserve-3d; }
.trust-card:hover { transform: translateY(-8px); border-color: rgba(52,211,153,.35); box-shadow: 0 40px 70px -40px rgba(16,185,129,.5); }
.trust-card__icon { width: 56px; height: 56px; border-radius: 16px; display: grid; place-items: center; background: var(--grad-brand); color: #052a22; margin-bottom: 1.1rem; box-shadow: 0 12px 26px -12px rgba(16,185,129,.7); }
.trust-card h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.3rem; margin: 0 0 .4rem; }
.trust-card p { margin: 0; color: var(--text-invert-soft); font-size: .98rem; }

/* ============================================================ Parallax divider */
.divider { position: relative; min-height: 72vh; display: grid; place-items: center; overflow: hidden; }
.divider__media { position: absolute; inset: -12% 0; z-index: 0; }
.divider__media img { width: 100%; height: 100%; object-fit: cover; }
.divider__scrim { position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(4,26,21,.7), rgba(4,26,21,.45) 40%, rgba(4,26,21,.8)); }
.divider__content { position: relative; z-index: 2; text-align: center; }
.divider__kicker { font-family: var(--font-mono); letter-spacing: .28em; text-transform: uppercase; font-size: .8rem; color: var(--mint); margin: 0 0 1.2rem; }
.divider__title { font-family: var(--font-display); font-weight: 400; font-size: clamp(2.4rem, 7vw, 5rem); line-height: 1.02; margin: 0 auto; max-width: 18ch; letter-spacing: -.03em; }

/* ============================================================ Property */
.property { background: radial-gradient(60% 80% at 0% 100%, rgba(16,185,129,.14), transparent 60%), var(--ink-2); }
.property__bridge-wrap { grid-column: 1 / -1; width: 100%; display: grid; place-items: center; padding: 0; margin-top: clamp(1.5rem, 4vw, 3.5rem); }
.property__bridge { display: block; width: 100%; height: auto; opacity: .92; }
.property__bridge path { stroke-dasharray: 3600; stroke-dashoffset: 3600; }
.property__bridge .pb-spark { stroke-dasharray: 80 3600; stroke-dashoffset: 3680; opacity: 0; }
/* slow, continuous draw loop so it never reads as a static image */
.property__bridge.is-drawn .pb-deck  { animation: drawloop 17s var(--ease) 0s infinite; }
.property__bridge.is-drawn .pb-chord { animation: drawloop 17s var(--ease) .5s infinite; }
.property__bridge.is-drawn .pb-piers { animation: drawloop 17s var(--ease) .8s infinite; }
.property__bridge.is-drawn .pb-vert  { animation: drawloop 17s var(--ease) 1.3s infinite; }
.property__bridge.is-drawn .pb-web   { animation: drawloop 17s var(--ease) 1.8s infinite; }
.property__bridge.is-drawn .pb-base  { animation: bridgeGlow 9s ease-in-out 2s infinite alternate; }
.property__bridge.is-drawn .pb-spark { animation: spark 7s linear 2.5s infinite; }
@keyframes drawloop { 0%{stroke-dashoffset:3600} 34%{stroke-dashoffset:0} 74%{stroke-dashoffset:0} 100%{stroke-dashoffset:-3600} }
@keyframes bridgeGlow { from{filter:drop-shadow(0 0 6px rgba(52,211,153,.2))} to{filter:drop-shadow(0 0 22px rgba(56,189,248,.5))} }
@keyframes spark { 0%{stroke-dashoffset:3680;opacity:0} 8%{opacity:1} 88%{opacity:1} 100%{stroke-dashoffset:80;opacity:0} }
@media (prefers-reduced-motion: reduce) {
  .property__bridge path { stroke-dashoffset: 0 !important; }
  .property__bridge .pb-spark { display: none; }
}
.property__showcase { position: relative; display: grid; grid-template-columns: 1.25fr .9fr; gap: clamp(2rem,5vw,4rem); align-items: start; margin-bottom: clamp(3rem,7vw,5.5rem); }
.property__viewer, .property__details { position: relative; z-index: 1; min-width: 0; }
.viewer, .viewer__thumbs { min-width: 0; max-width: 100%; }
@media (min-width: 1025px) {
  .property__viewer  { grid-column: 1; grid-row: 1; }
  .property__viewer .viewer__stage { aspect-ratio: 3 / 2; }
  .property__details { grid-column: 2; grid-row: 1; }
  .property__bridge-wrap { grid-row: 2; }
}
.property__viewer { border-radius: var(--radius-lg); padding: 14px; background: var(--glass-bg); border: 1px solid var(--glass-border); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px); }
.viewer__stage { position: relative; border-radius: calc(var(--radius-lg) - 10px); overflow: hidden; aspect-ratio: 4/3; background: #06100d; }
.viewer__stage img { width: 100%; height: 100%; object-fit: cover; transition: opacity .5s var(--ease), transform 7s var(--ease); }
.viewer__stage.is-live img { transform: scale(1.08); }
.viewer__bar { position: absolute; top: 0; left: 0; height: 3px; width: 0; background: var(--grad-brand); z-index: 3; box-shadow: 0 0 10px rgba(52,211,153,.6); }
.viewer__nav { position: absolute; top: 50%; transform: translateY(-50%); width: 46px; height: 46px; border-radius: 50%; display: grid; place-items: center; background: rgba(4,26,21,.5); color: #fff; border: 1px solid var(--glass-border); backdrop-filter: blur(10px); -webkit-backdrop-filter: blur(10px); transition: background .3s; }
.viewer__nav:hover { background: var(--teal-600); }
.viewer__nav--prev { left: 14px; } .viewer__nav--next { right: 14px; }
.viewer__badge { position: absolute; left: 14px; bottom: 14px; padding: .5em 1em; border-radius: 100px; font-size: .82rem; font-weight: 600; }
.viewer__thumbs { display: flex; gap: 10px; margin-top: 12px; overflow-x: auto; padding-bottom: 4px; scrollbar-width: thin; }
.viewer__thumbs button { flex: 0 0 auto; width: 84px; height: 60px; border-radius: 12px; overflow: hidden; border: 2px solid transparent; background: none; padding: 0; opacity: .55; transition: opacity .3s, border-color .3s, transform .3s; }
.viewer__thumbs button img { width: 100%; height: 100%; object-fit: cover; }
.viewer__thumbs button:hover { opacity: 1; transform: translateY(-2px); }
.viewer__thumbs button.is-active { opacity: 1; border-color: var(--mint); }

.property__price { display: flex; align-items: center; justify-content: space-between; gap: 1rem; flex-wrap: wrap; padding: .85rem 1.1rem; border-radius: var(--radius); margin-bottom: 1.1rem; }
.property__price-label { display: block; font-family: var(--font-mono); font-size: .68rem; letter-spacing: .2em; text-transform: uppercase; color: var(--mint); }
.property__price-value { font-family: var(--font-display); font-size: 1.18rem; }
.spec-list { list-style: none; margin: 0; padding: 0; display: grid; gap: .8rem; }
.spec-list li { display: flex; gap: .8rem; }
.spec-list__icon { flex: 0 0 auto; width: 36px; height: 36px; border-radius: 10px; display: grid; place-items: center; background: rgba(52,211,153,.12); color: var(--mint); border: 1px solid rgba(52,211,153,.22); }
.spec-list__icon svg { width: 17px; height: 17px; }
.spec-list strong { display: block; font-size: .96rem; margin-bottom: .05rem; }
.spec-list p { margin: 0; color: var(--text-invert-soft); font-size: .84rem; line-height: 1.45; }
.property__note { margin-top: 1.1rem; font-size: .8rem; line-height: 1.5; color: var(--text-invert-faint); }
.property__note a { color: var(--mint); text-decoration: underline; text-underline-offset: 3px; }

.stat-band { display: grid; grid-template-columns: repeat(4,1fr); gap: 1.2rem; padding-top: clamp(2rem,5vw,3rem); border-top: 1px solid rgba(255,255,255,.1); }
.stat-band__item strong { display: block; font-family: var(--font-display); font-size: clamp(2.2rem,5vw,3rem); font-weight: 500; line-height: 1; background: var(--grad-text); -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; }
.stat-band__item span { font-size: .9rem; color: var(--text-invert-soft); }

/* ============================================================ Features */
.features { background: var(--ink); }
.feature-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.5rem; }
.feature-card { position: relative; padding: 2.3rem 2rem; border-radius: var(--radius); background: var(--glass-bg); border: 1px solid var(--glass-border); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); overflow: hidden; transition: transform .5s var(--ease), box-shadow .5s, border-color .5s; transform-style: preserve-3d; }
.feature-card::before { content: ""; position: absolute; inset: 0; opacity: 0; background: radial-gradient(60% 80% at 50% 0%, rgba(52,211,153,.16), transparent 70%); transition: opacity .5s; }
.feature-card:hover { transform: translateY(-10px); border-color: rgba(52,211,153,.35); box-shadow: 0 46px 80px -46px rgba(16,185,129,.55); }
.feature-card:hover::before { opacity: 1; }
.feature-card__icon { position: relative; width: 60px; height: 60px; border-radius: 17px; display: grid; place-items: center; background: var(--grad-brand); color: #052a22; margin-bottom: 1.3rem; box-shadow: 0 14px 28px -14px rgba(16,185,129,.7); }
.feature-card h3 { position: relative; font-family: var(--font-display); font-weight: 500; font-size: 1.35rem; margin: 0 0 .4rem; }
.feature-card p { position: relative; margin: 0; color: var(--text-invert-soft); }

/* ============================================================ Gallery */
.gallery { background: var(--ink-2); }
.gallery__grid { display: grid; grid-template-columns: repeat(4,1fr); grid-auto-rows: 220px; gap: 16px; }
.gallery__item { position: relative; margin: 0; border-radius: var(--radius-sm); overflow: hidden; cursor: pointer; box-shadow: 0 24px 44px -30px rgba(0,0,0,.7); }
.gallery__item img { width: 100%; height: 100%; object-fit: cover; transition: transform .8s var(--ease), filter .5s; }
.gallery__item--tall { grid-row: span 2; } .gallery__item--wide { grid-column: span 2; }
.gallery__item figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 1.4rem 1rem .9rem; color: #fff; font-weight: 600; font-size: .95rem; background: linear-gradient(transparent, rgba(4,26,21,.85)); transform: translateY(8px); opacity: 0; transition: transform .4s var(--ease), opacity .4s; }
.gallery__item::after { content: ""; position: absolute; inset: 0; background: rgba(15,118,110,0); transition: background .4s; }
.gallery__item:hover img { transform: scale(1.08); }
.gallery__item:hover figcaption { transform: none; opacity: 1; }
.gallery__item:hover::after { background: rgba(15,118,110,.14); }

/* ============================================================ Irvine */
.irvine { background: var(--ink); }
.irvine__parallax { position: absolute; inset: -12% 0; z-index: 0; }
.irvine__parallax img { width: 100%; height: 100%; object-fit: cover; }
.irvine__parallax-scrim { position: absolute; inset: 0; background: linear-gradient(180deg, var(--ink) 0%, rgba(4,26,21,.86) 28%, rgba(4,26,21,.86) 72%, var(--ink) 100%); }
.irvine__mosaic { display: grid; grid-template-columns: repeat(4,1fr); grid-auto-rows: 230px; gap: 16px; margin-bottom: clamp(2.5rem,5vw,3.5rem); }
.irvine__tile { position: relative; margin: 0; border-radius: var(--radius); overflow: hidden; cursor: pointer; box-shadow: 0 34px 64px -36px rgba(0,0,0,.75); }
.irvine__tile img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.irvine__tile:hover img { transform: scale(1.07); }
.irvine__tile--hero { grid-column: span 2; grid-row: span 2; }
.irvine__tile--wide { grid-column: span 2; }
.irvine__tile figcaption { position: absolute; inset: auto 0 0 0; padding: 1.8rem 1.5rem 1.4rem; background: linear-gradient(transparent, rgba(4,20,16,.92)); }
.irvine__tile figcaption h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.3rem; margin: 0 0 .25rem; }
.irvine__tile--hero figcaption h3 { font-size: 1.8rem; }
.irvine__tile figcaption p { margin: 0; font-size: .92rem; color: var(--text-invert-soft); }
.irvine__facts { display: grid; grid-template-columns: repeat(3,1fr); gap: 1.2rem; }
.irvine__fact { padding: 1.6rem 1.8rem; border-radius: var(--radius); text-align: center; }
.irvine__fact strong { display: block; font-family: var(--font-display); font-size: 2.2rem; font-weight: 500; line-height: 1; background: var(--grad-text); -webkit-background-clip: text; background-clip: text; -webkit-text-fill-color: transparent; margin-bottom: .3rem; }
.irvine__fact span { font-size: .9rem; color: var(--text-invert-soft); }

/* ============================================================ Location / map */
.location { background: var(--ink); }
.location__grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(2rem,5vw,4rem); align-items: center; }
.location__list { list-style: none; margin: 0 0 2rem; padding: 0; display: grid; gap: 1.3rem; }
.location__list li { display: flex; gap: 1rem; }
.location__ic { flex: 0 0 auto; width: 44px; height: 44px; border-radius: 13px; display: grid; place-items: center; background: rgba(52,211,153,.12); color: var(--mint); border: 1px solid rgba(52,211,153,.22); }
.location__list strong { display: block; font-size: 1.08rem; margin-bottom: .15rem; }
.location__list p { margin: 0; color: var(--text-invert-soft); font-size: .95rem; }
.location__map { border-radius: var(--radius-lg); padding: 12px; overflow: hidden; }
.location__map iframe { display: block; width: 100%; height: clamp(340px, 46vh, 500px); border: 0; border-radius: calc(var(--radius-lg) - 10px); filter: saturate(1.05); }

/* ============================================================ Portfolio */
.portfolio { background: var(--ink-2); }
.portfolio__grid { display: grid; grid-template-columns: repeat(2,1fr); gap: 1.8rem; }
.portfolio__card { border-radius: var(--radius-lg); overflow: hidden; background: var(--glass-bg); border: 1px solid var(--glass-border); backdrop-filter: blur(14px); -webkit-backdrop-filter: blur(14px); transition: transform .5s var(--ease), box-shadow .5s, border-color .5s; }
.portfolio__card:hover { transform: translateY(-8px); border-color: rgba(52,211,153,.3); box-shadow: 0 50px 90px -46px rgba(16,185,129,.5); }
.portfolio__media { position: relative; aspect-ratio: 16/10; overflow: hidden; }
.portfolio__media img { width: 100%; height: 100%; object-fit: cover; transition: transform .9s var(--ease); }
.portfolio__card:hover .portfolio__media img { transform: scale(1.06); }
.portfolio__media--soon img { filter: saturate(.85) brightness(.78); }
.portfolio__tag { position: absolute; top: 14px; left: 14px; padding: .45em .95em; border-radius: 100px; font-family: var(--font-mono); font-size: .72rem; font-weight: 600; letter-spacing: .08em; text-transform: uppercase; background: rgba(4,26,21,.6); color: #fff; backdrop-filter: blur(8px); -webkit-backdrop-filter: blur(8px); border: 1px solid var(--glass-border); }
.portfolio__tag--live { background: var(--grad-brand); color: #042a22; border-color: transparent; }
.portfolio__body { padding: 1.8rem; }
.portfolio__body h3 { font-family: var(--font-display); font-weight: 500; font-size: 1.6rem; margin: 0 0 .5rem; }
.portfolio__specs { list-style: none; display: flex; flex-wrap: wrap; gap: .5rem; margin: 0 0 .9rem; padding: 0; }
.portfolio__specs li { font-family: var(--font-mono); font-size: .72rem; letter-spacing: .05em; text-transform: uppercase; color: var(--mint); background: rgba(52,211,153,.1); border: 1px solid rgba(52,211,153,.22); padding: .35em .75em; border-radius: 100px; }
.portfolio__thumbs { display: flex; gap: .6rem; margin: 0 0 1.1rem; }
.portfolio__thumb { flex: 1 1 0; aspect-ratio: 4/3; border: 0; padding: 0; border-radius: 12px; overflow: hidden; background: none; cursor: pointer; opacity: .88; transition: opacity .3s var(--ease), transform .3s var(--ease); }
.portfolio__thumb img { width: 100%; height: 100%; object-fit: cover; }
.portfolio__thumb:hover { opacity: 1; transform: translateY(-2px); }
.portfolio__media[data-full] { cursor: pointer; }
.portfolio__body p { margin: 0 0 1.2rem; color: var(--text-invert-soft); }

/* ============================================================ Contact */
.contact { background: var(--ink); }
.contact__media { position: absolute; inset: -12% 0; z-index: 0; opacity: .32; }
.contact__media img { width: 100%; height: 100%; object-fit: cover; filter: saturate(1.1) hue-rotate(-6deg); }
.contact__wrap { position: relative; z-index: 2; display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem,5vw,4rem); padding: clamp(2rem,5vw,3.5rem); border-radius: var(--radius-lg); }
.contact__text { color: var(--text-invert-soft); margin: 1.2rem 0 2rem; }
.contact__methods { list-style: none; margin: 0; padding: 0; display: grid; gap: 1rem; }
.contact__methods li { display: flex; align-items: center; gap: .8rem; }
.contact__ic { width: 40px; height: 40px; border-radius: 12px; display: grid; place-items: center; flex: 0 0 auto; background: rgba(52,211,153,.12); color: var(--mint); border: 1px solid rgba(52,211,153,.2); }
.contact__methods a:hover { color: var(--mint); }
.contact__form { display: grid; gap: 1.1rem; align-content: start; }
.field { position: relative; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 1.1rem; }
.field input, .field select, .field textarea { width: 100%; padding: 1.15rem 1.1rem .5rem; border-radius: 14px; background: rgba(255,255,255,.06); border: 1px solid var(--glass-border); color: var(--text-invert); font-family: inherit; font-size: 1rem; transition: border-color .3s, background .3s, box-shadow .3s; -webkit-appearance: none; appearance: none; }
.field textarea { padding-top: 1.4rem; resize: vertical; min-height: 90px; }
.field select option { color: #0d2b24; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-color: var(--mint); background: rgba(255,255,255,.1); box-shadow: 0 0 0 4px rgba(52,211,153,.15); }
.field label { position: absolute; left: 1.1rem; top: .95rem; color: var(--text-invert-faint); font-size: 1rem; pointer-events: none; transition: transform .25s var(--ease), font-size .25s, color .25s; transform-origin: left; }
.field label span { opacity: .6; font-size: .85em; }
.field input:focus + label, .field input:not(:placeholder-shown) + label, .field textarea:focus + label, .field textarea:not(:placeholder-shown) + label, .label--select { transform: translateY(-.7rem) scale(.78); color: var(--mint); }
.label--select { top: .95rem; }
.field__chevron { position: absolute; right: 1rem; top: 1.1rem; color: var(--text-invert-faint); pointer-events: none; }
.form-note { margin: .4rem 0 0; font-size: .9rem; min-height: 1.2em; }
.form-note.is-ok { color: var(--mint); } .form-note.is-err { color: #fca5a5; }

/* ============================================================ Footer */
.footer { background: var(--ink-2); color: var(--text-invert-soft); padding: clamp(3rem,6vw,4.5rem) 0 2rem; border-top: 1px solid rgba(255,255,255,.07); }
.footer__inner { display: grid; grid-template-columns: 1.4fr 1fr 1.2fr; gap: 2rem; align-items: start; }
.nav__name--footer { color: var(--text-invert); font-size: 1.4rem; }
.footer__brand p { margin: .8rem 0 0; max-width: 32ch; font-size: .95rem; }
.footer__links { display: flex; flex-direction: column; gap: .6rem; }
.footer__links a:hover { color: var(--mint); }
.footer__legal { font-size: .86rem; }
.footer__legal p { margin: 0 0 .5rem; }
.footer__eho { display: flex; align-items: center; gap: .5em; }

/* ============================================================ Lightbox */
.lightbox { position: fixed; inset: 0; z-index: 200; display: none; place-items: center; padding: 4vmin; background: rgba(3,16,13,.93); backdrop-filter: blur(16px); -webkit-backdrop-filter: blur(16px); }
.lightbox.is-open { display: grid; animation: fade .35s var(--ease); }
@keyframes fade { from { opacity: 0; } }
.lightbox__img { max-width: 92vw; max-height: 88vh; border-radius: 16px; box-shadow: 0 40px 100px -30px rgba(0,0,0,.8); animation: zoom .4s var(--ease); transition: opacity .15s; }
@keyframes zoom { from { transform: scale(.94); opacity: 0; } }
.lightbox__close { position: absolute; top: 22px; right: 22px; width: 48px; height: 48px; border-radius: 50%; border: 1px solid var(--glass-border); background: rgba(255,255,255,.08); color: #fff; display: grid; place-items: center; transition: background .3s, transform .3s; }
.lightbox__close:hover { background: rgba(255,255,255,.18); transform: rotate(90deg); }
.lightbox__arrow { position: absolute; top: 50%; transform: translateY(-50%); width: 54px; height: 54px; border-radius: 50%; border: 1px solid var(--glass-border); background: rgba(255,255,255,.08); color: #fff; display: grid; place-items: center; transition: background .3s; }
.lightbox__arrow:hover { background: var(--teal-600); }
.lightbox__arrow--prev { left: 3vmin; } .lightbox__arrow--next { right: 3vmin; }

.scroll-progress { position: fixed; top: 0; left: 0; height: 3px; width: 0; z-index: 95; background: var(--grad-brand); box-shadow: 0 0 12px rgba(52,211,153,.6); transition: width .1s linear; }

/* ============================================================ Responsive */
@media (max-width: 1024px) {
  .property__showcase { grid-template-columns: 1fr; }
  .property__bridge-wrap { display: none; }
  .intro__grid { grid-template-columns: 1fr; }
  .stat-band { grid-template-columns: repeat(2,1fr); gap: 2rem 1rem; }
  .irvine__tile--hero { grid-column: span 2; grid-row: span 1; }
  .gallery__grid { grid-template-columns: repeat(2,1fr); grid-auto-rows: 200px; }
  .gallery__item--wide { grid-column: span 2; }
}
@media (max-width: 820px) {
  .nav__links { position: fixed; inset: 0 0 0 auto; width: min(80vw,340px); flex-direction: column; align-items: flex-start; justify-content: center; gap: .4rem; padding: 2rem; background: rgba(4,26,21,.97); backdrop-filter: blur(20px); -webkit-backdrop-filter: blur(20px); transform: translateX(100%); transition: transform .45s var(--ease); box-shadow: -30px 0 60px -20px rgba(0,0,0,.6); }
  .nav__links.is-open { transform: none; }
  .nav__links a { width: 100%; font-size: 1.1rem; padding: .7em .5em; }
  .nav__cta { margin: .6rem 0 0; }
  .nav__toggle { display: flex; z-index: 2; }
  .trust-strip, .feature-grid { grid-template-columns: 1fr; }
  .irvine__mosaic { grid-template-columns: repeat(2,1fr); grid-auto-rows: 180px; }
  .irvine__tile--hero, .irvine__tile--wide { grid-column: span 2; grid-row: span 1; }
  .irvine__facts { grid-template-columns: 1fr; }
  .portfolio__grid { grid-template-columns: 1fr; }
  .location__grid { grid-template-columns: 1fr; }
  .contact__wrap { grid-template-columns: 1fr; }
  .footer__inner { grid-template-columns: 1fr; gap: 1.6rem; }
  .cursor { display: none; }
  body.has-cursor, body.has-cursor a, body.has-cursor button { cursor: auto; }
}
@media (max-width: 520px) {
  .gallery__grid { grid-template-columns: 1fr; grid-auto-rows: 220px; }
  .gallery__item--wide, .gallery__item--tall { grid-column: auto; grid-row: auto; }
  .stat-band { grid-template-columns: 1fr 1fr; }
  .field-row { grid-template-columns: 1fr; }
  .hero { padding-top: 128px; }
}

/* ---- Phone tuning: tighter rhythm + type ---- */
@media (max-width: 640px) {
  .section--dark { padding-top: clamp(3.2rem, 9vw, 4.8rem); padding-bottom: clamp(3.2rem, 9vw, 4.8rem); }
  .section-head { margin-bottom: 2.3rem; }
  .section-head__sub { font-size: 1.02rem; }
  .marquee { padding: 1.05rem 0; }
  .marquee__track span { font-size: 1.3rem; }
  .divider { min-height: 56vh; }
  .hero { padding: 120px 0 110px; }
  .hero__title { font-size: clamp(2.3rem, 11vw, 4rem); }
  .hero__eyebrow { font-size: .72rem; letter-spacing: .12em; padding: .5em .9em; }
  .hero__lede { font-size: 1.05rem; }
  .hero__actions { gap: .7rem; }
  .hero__actions .btn { flex: 1 1 auto; justify-content: center; }
  .trust-card, .feature-card { padding: 1.7rem 1.5rem; }
  .stat-band { gap: 1.8rem 1rem; }
  .contact__wrap { padding: 1.6rem 1.3rem; }
  .btn { padding: .9em 1.4em; }
  .irvine__mosaic { grid-template-columns: 1fr; grid-auto-rows: 230px; }
  .irvine__tile--hero, .irvine__tile--wide { grid-column: auto; grid-row: auto; }
  .footer__links a { padding: .25rem 0; }
}